2016 Maurice St · Jonesboro, AR 72401

$64,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 48 Days on market

$104/sqft · at area comps Est $67k · at est.

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +9.1/15.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey, tenant-occupied 2BR/1BA investment property delivering immediate rental income from day one. Compact 624 sq ft layout keeps maintenance simple and operating costs low. Corner lot with city utilities adds stability and ease of management. Ideal entry-level out-of-state rental for investors seeking a straightforward, cash-flowing asset with minimal vacancy risk and no renovation required. Strong fit for a simple, low-friction portfolio starter in an affordable market.

Key facts

• City utilities
• Corner lot
• Listed 48 days

Tags

• CORNER LOT
• CITY UTILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.4% in Jonesboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#145 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Nettleton School District (urban): math 21% / reading 24% proficiency, ranked #199 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.6%/yr); 295 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $65k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (median comp): $67,303
• List price: $64,900
• Delta: -3.57%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.71×
• Total profit: $12,875
• Equity at exit: $9,677

10-year hold

• IRR: 26.3%
• Equity multiple: 3.37×
• Total profit: $43,065
• Equity at exit: $5,611

Cash invested: $18,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72401

• Home prices YoY: -34.2%
• Rents YoY: 3.6%
• Active inventory: 295
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $358

Break-even live

Break-even rent $504

Max offer price $64,900

Occupancy floor 58%

Sensitivity live

Price	-10% $395	-5% $376	+0% $358	+5% $339	+10% $321
Rent	-10% $282	-5% $320	+0% $358	+5% $396	+10% $433
Rate	-1.0pp $390	-0.5pp $374	base $358	+0.5pp $341	+1.0pp $324

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3904 Griffin St Unit 6B Jonesboro, AR	1.0	1.0	500	$700	$1.40	44d	1	0.57mi

Listing history 19 events

1. 2026-06-05
   status $64,900 Under Contract 48 DOM
2. 2026-06-03
   days on market $64,900 Active 48 DOM
3. 2026-06-02
   days on market $64,900 Active 47 DOM
4. 2026-06-01
   days on market $64,900 Active 46 DOM
5. 2026-05-31
   days on market $64,900 Active 45 DOM
6. 2026-05-30
   days on market $64,900 Active 44 DOM
7. 2026-04-13
   listed $64,900 Active 479-char remark

   Show marketing remark (479 chars)

   Turnkey, tenant-occupied 2BR/1BA investment property delivering immediate rental income from day one. Compact 624 sq ft layout keeps maintenance simple and operating costs low. Corner lot with city utilities adds stability and ease of management. Ideal entry-level out-of-state rental for investors seeking a straightforward, cash-flowing asset with minimal vacancy risk and no renovation required. Strong fit for a simple, low-friction portfolio starter in an affordable market.

8. 2026-04-13
   listed $64,900 New Listing 479-char remark

   Show marketing remark (479 chars)

   Turnkey, tenant-occupied 2BR/1BA investment property delivering immediate rental income from day one. Compact 624 sq ft layout keeps maintenance simple and operating costs low. Corner lot with city utilities adds stability and ease of management. Ideal entry-level out-of-state rental for investors seeking a straightforward, cash-flowing asset with minimal vacancy risk and no renovation required. Strong fit for a simple, low-friction portfolio starter in an affordable market.

9. 2025-09-01
   historical
10. 2024-08-29
    listed $60,000 New Listing
11. 2024-08-29
    listed $60,000 Active
12. 2024-08-29
    historical
13. 2024-07-12
    price $60,000
14. 2024-07-12
    price $60,000
15. 2024-05-21
    listed $75,000 Active
16. 2024-05-21
    listed $75,000 New Listing
17. 2022-07-03
    price $700
18. 2021-12-30
    soldstatus $43,000
19. 2021-12-09
    listed $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $366 · $30/mo
• Projected year-2 tax: $415 · $35/mo
• Expected delta: +$50/yr (+$4/mo · 13.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,478
• − Mortgage interest: −$3,635
• − Property taxes: −$366
• − Insurance: −$324
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,888
• Taxable income: $3,428
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $3,471/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nettleton School District
• NCES district ID: 0510440
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $39,754
• Composite: 19.0/100
• National rank: #8846
• State rank: #199 of 238 in AR

Livability — Jonesboro

• Score: 65/100
• State rank: #145
• US rank: #12692

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, AR
• County: Craighead County · 97,185 people
• City population: 91,245
• Metro: Jonesboro, AR
• Population (ZIP): 42,602
• Household income: $45,329
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2606.0

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 26% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.25%
• Current HPI: 208.2079
• Rent YoY: ▲ 3.64%
• Metro: Jonesboro, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+50.9% since first listed

13 events — show timeline

• 2026-04-13 Listed $64,900 NEABOR MLS
• 2026-04-13 Listed $64,900 CARMLS
• 2025-09-01 Listing Removed — CARMLS
• 2024-08-29 Listing Removed — CARMLS
• 2024-08-29 Listed $60,000 NEABOR MLS
• 2024-08-29 Listed $60,000 CARMLS
• 2024-07-12 Price Changed $60,000 CARMLS
• 2024-07-12 Price Changed $60,000 NEABOR MLS
• 2024-05-21 Listed $75,000 CARMLS
• 2024-05-21 Listed $75,000 NEABOR MLS
• 2022-07-03 Price Changed $700 RENT.
• 2021-12-30 Sold (MLS) $43,000 NEABOR MLS
• 2021-12-09 Listed $43,000 NEABOR MLS

Property tax history

+2.7%/yr

Latest (2025): $366 · +10.3% YoY. Source: county tax records.